Garage and second floor addition plans

[Slednut]

My existing attached garage is 26'X26', will be adding on another 30'X26' and a second floor the same size. In the end the garage will be 26X56 minus the laundry room and stars to the second story. I did add a door next to the laundry room to the outside. Am I missing anything? Everything above the red line is new.

 

[carlibayly]

I don't think there is something you missed. A bigger garage is definitely better.

 

[nolimits76]

Looks good overall. The thing we don't know is how you plan to use the space. Here are a few things I might do differently, without knowing your specifics.

- Reposition/add on/modify existing and new areas to allow entry into the laundry room from the house area instead of the garage area. Around here, lack of that dates a home and hurts resell value. So I think it's a win-win in regards to money and convenience. Your wife will love it!

- I might consider reversing the swing of the door leading to your garage so it swings into the garage vs into the house area where people will access the stair case. While I do prefer the existing swing, I can see someone getting banged with the door and/or traffic flow problems depending who and how often that upstairs living area is used.

- Add a utility sink to the new garage area. Somewhere near the laundry would be very easy and minimal expense.

- Looks to me like the new garage that is receiving the 9' door won't be deep enough to hold a car there (no dimension on depth). That in mind, I would flip the garage door to the other wider side. Then use that area for work benches and more of a shop area.

- Be mindful of the position of your rail posts and any overhead beams (and their heights) so that you remain the ability to pull from the front of your existing garage all the way to the back of your new garage. On the red line at the walk through door spot, you show a wall for the door to land against (maybe also structural...not sure). If not structural, I would eliminate making pass through easier.

- Ceiling heights...maybe I missed it, what are they? I'd try to do 10' as minimums in the garage area if possible.

 

[Gerald O]

- I might consider reversing the swing of the door leading to your garage so it swings into the garage vs into the house area where people will access the stair case.

Can't do that if there are steps down to the garage floor from the living area. The drawing doesn't show any, but unless the house is on a slab there will be.

 

[NUTTSGT]

I think I would sacrifice the size of the closet, add a shower to make it a 3/4 bath instead of a half.

You have the plumbing already there and it looks like it's going to be separate enough from the rest of the house.

 

[Steevo]

I do not understand the purpose of a bedroom and living area above, with no place to bathe?

 

[Slednut]

Keep them coming, I'm listening.

 

[astroracer]

How are you going to heat/cool? You will need an additional furnace if there is no way to get Forced air from the main house. Even if you can you will need a cold air return to do it right. Cobbling something together off the current system will not be efficient. Floor space is getting ate up fast here...
Mark
Mark

 

[Slednut]

Not going to touch my furnace, will use ductless air-conditioning and heating units like Mitsubishi makes.

http://compare.ebay.com/like/251295284129?var=lv&ltyp=AllFixedPriceItemTypes&var=sbar

 

[Slednut]

BTW, we axed he laundry room, yea, and am changing the upstairs to install a shower. I will add a gas hot water heater next to the gas furnace that is in the garage now.

The garage door by the stairs has to swing in, it does have a step up.

Now that the laundry is gone I may add a utility sink below the stairs.

The 9' door is for my lawn mower, dirt bike, road bike and access to the back yard. My bench will be on the same wall I think it's 16 feet long so it should fit. Once I see the space I will decide for sure. We have a car and truck that will reside in the old garage. The new garage addition will make space to restore my 70 Mercury Cyclone and it will reside there when done.

I do have another detached garage which houses the Cyclone right now, I will be also gaining that space.

The ceiling and all beams are only 9' I’m going to have to live with that.
The existing house is only 1300 square feet so we need the second floor. If our house was bigger I would have only added onto the garage.

The little wall is needed, the wall being over 50' long has to have it for stability (its code).

 

[blkhonda1991]

rotate your framing layout and use a large beam to carry the floor and get rid of the column, probably would make it easier to use the space if you dont have a random column